Investment Analysis — 34 Hancock Ave

Newton, MA 02459 — Newton Centre

Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 4-bedroom in 02459 carries an estimated $4,540/mo in gross rent — about a 0.55% cap rate and $16,056/yr in estimated NOI at the $2,900,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

3,630

Style

Single Family

Built

1912

Delightful Edwardian Arts and Crafts Colonial offering a refined blend of period craftsmanship, understated luxury, and modern comfort in a coveted Newton Centre location. A substantial 2009 renovation introduced updated systems, new roof, new windows, central air conditioning, beautifully appointed bathrooms, and extensive hardscaping and landscaping, while preserving the home's rich architectural character. Gracious living and dining rooms, an inviting family room, a heated and conditioned sunroom, a mudroom with lavatory, and a thoughtfully customized kitchen with butler's pantry comprise the first floor. The second level offers a primary bedroom, an ensuite au pair bedroom, two additional bedrooms and a full bathroom, while two versatile third-floor bonus rooms provide ideal spaces for home offices or fitness. Exceptional finishes distinguish the interiors, including quarter-sawn wood flooring, rich mahogany detailing and mantel, rare period artisan fireplace tiles, limed oak paneling, white lacquered mahogany kitchen cabinetry, and terra cotta flooring imported from Provence. A premium NuVo Grand Concerto audio system and custom bedroom closet systems further enhance everyday comfort. Outdoors, a beautiful grove of towering mature evergreens creates a serene, almost woodland-like setting-a peaceful natural retreat in the heart of Newton Centre. A direct-entry tandem two-car garage connects to an expansive unfinished basement offering excellent potential for additional living space. Ideally situated in immediate proximity to Mason-Rice School, Crystal Lake, Whole Foods and Newton Centre's vibrant shops, restaurants and amenities.

ADU Potential

Massachusetts allows one accessory dwelling unit by right in single-family zoning districts statewide (M.G.L. c. 40A §3; 760 CMR 71.00, effective Feb 2025). Estimated maximum ADU size for this property: 900 sq ft (the lesser of 900 sq ft or half the 3,630 sq ft principal dwelling). Lot size: 12,699 sq ft.

Based on listing data, which indicates the property type — not the zoning district. Local dimensional, septic (Title 5), and historic-district requirements still apply. Not legal advice — verify with the municipality.

Estimates — not financial advice

These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.